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City of Miami fes,' �q ■{� s�y� �y gy■M I� �q Q�g Lp �'A'jIY6/4l /IAiCI /'R Planning and Zoning Department -K Land Development Section ANALYSIS FOR EXCEPTION APPLICANT: Lotus Endowment Fund, Inc. FILE ID: 16-00635x PROJECT ADDRESS: 217 NW 15 ST ZIP: 33139 NET OFFICE: Overtown HEARING DATE: 7/06/16 COMMISION DISTRICT: District 5 ITEM: PZAB. 1 A. GENERAL INFORMATION: REQUEST: Pursuant to Article 5, Section 5.7.2 and Article 7, Section 7.1.2.8 of Ordinance 13114, as amended, the applicant is requesting an Exception to allow for the construction of a Rescue Mission with 140 dormitory rooms, Childcare Facility for a maximum of 72 children and Health Clinic with approximately 3, 826 sq. ft. of medical space in conjunction with an Exception to allow a lot size of approximately 57,707 sq. ft. where a maximum of 40,000 sq. ft. is permitted on a parcel zoned Civic Institutional "Cl". The subject property is located within the Ericksons Subdivision and the Overtown NET area. The subject site is approximately 1.3 acres, generally bounded by NW 161h Street to the North, NW 151h Street to South, NW 2rd Avenue to the East and NW 3rd Avenue to the West. (Complete legal description is on file with the Hearing Boards Section). Under a separate request the applicant is requesting a parking variance via File No. 16-00636v which is not part of this analysis. FOLIO: 01-3136-021-0960 (Multiple Folios) B. BACKGROUND: The subject site contains an existing rooming housing with an incidental educational facility and a health clinic known as the Lotus House Village. The Lotus House Village serves as a rooming house for women and their families. The facility currently serves approximately 225 — 250 people. The subject property is zoned Civic Institutional "Cl", the Rescue Mission, Childcare Facility, Health Clinic uses are allowed by exception under Miami 21 per the underlying transect zone. On May 18, 2009 the City of Miami Zoning Board pursuant to resolution No. ZB-R-09-0033 attached hereto as Exhibit A entitled "Zoning History" granted the applicants request to establish a rooming house. On May 18, 2009 the City of Miami Zoning Board pursuant to resolution No. ZB-R-09-0032 recommended approval of the applicants request for a Special Exception to establish a Health Clinic to the City Commission. 16-00635x Page 1 of 7 On June 25, 2009 the Miami City Commission pursuant to Resolution No. R-09-0315 approved the applicants request for a Special Exception to establish a Health Clinic. C. COMPREHENSIVE PLAN: The subject property is designated Major Institutional Public Facility which allows facilities for federal, state and local government activities, major public or private health, recreational, cultural, religious or educational activities, major transportation facilities and public utilities. As such a Rescue Mission, Childcare Facility, and Health Clinic are permitted under the comprehensive plan via an exception per the underlying zoning district designation of Civic Institutional "Cl". D. NEIGHBORHOOD CHARACTERISTICS: ZONING Subject Property Cl Civic Institutional Transect Zone Surrounding Properties NORTH: T5 -L; Urban Center Transect Zone (adjacent, Erickson Subdivision) T5-0; Urban Center Transect Zone (adjacent,) Erickson Subdivision SOUTH: T5 -L; Urban Center Transect Zone (across, Erickson Subdivision) T5-0; Urban Center Transect Zone (across,) Erickson Subdivision EAST: T3-0; Suburban Transect Zone (across, Waddells Subdivision) WEST: T6-8-0; Urban Core Transect Zone (across Town Park) E. ANALYSIS: FUTURE LAND USE DESIGNATION Major Institutional Public Facility Maximum 150 D.U. per acre Medium Density Restricted Commercial Maximum 65 D.U. per acre Medium Density Restricted Commercial Maximum 65 D.U. per acre Medium Density Restricted Commercial Maximum 65 D.U. per acre Medium Density Restricted Commercial Maximum 65 D.U. per acre Duplex Residential Maximum 18 D.U. per acre Restricted Commercial Maximum 150 D.U. per acre The following is a review of the request pursuant to the Exception criteria at Article 7, Section 7.1.2.6 and Article 5, Section 5.7.2 of Miami 21. The Background section of this report is hereby incorporated into the analysis and its corresponding criteria by reference: Criteria: Civic Institutional Development shall be permitted by process of Exception and shall conform to the following regulations: 16-00635x Page 2 of 7 Any property located within a Cl Zone may be developed according to the regulations of the most restrictive Abutting Transect Zone with all Frontage Setbacks considered a minimum. Analysis: The Office of the Zoning Administrator determined that the most restrictive abutting transect zone to the site is T5 which has a minimum frontage setback of 10'-3" from the principal southern property line property line and 12'-3" from the secondary frontage eastern property line where minimum of 10' is required. Finding: Complies 2. Development in a CI Zone shall follow the regulations of the abutting Transect Zone, except that the Height restrictions shall be as follows: A Cl Zone predominantly Abutting T5, T6-8, D1, D2 or D3, shall be developed to no more than the maximum Height allowed by T6-8. Analysis: Staff notes that the property abuts multiple transect zones. However staff has determined that the development shall comply with T6-8 transect zone height requirements as per the above criteria. The proposed building will have a height of five (5) stories where a maximum of eight (8) stories is permitted. Finding: Complies The following is a review of the request for an Exception pursuant to Article 4, Table 3 of the Miami 21 Code, to allow a Childcare Facility within the Cl (Civic Institutional Transect Zone) in accordance with Section 33.151 Article XA entitled, "Educational and Childcare Facilities Nonpublic" of the Miami Dade County Code of Ordinances. (a) Study guide. The study entitled "Physical Standards for Proposed Private Educational Facilities in Unincorporated Miami -Dade County," date 1977, shall be used as a general guide in the review of proposed nonpublic educational facilities; provided, however, that in no case shall the educational philosophy of a school be considered in the evaluation of the application. Analysis: Not Applicable — Plans were reviewed in accordance with Section 33-151.18. entitled "Physical standards" of the Miami -Dade County Code. Finding: Consistent (b) Planning and neighborhood studies. Planning and neighborhood studies accepted or approved by the Board of County Commissioners that include recommendations relevant to the facility site shall be used in the review process. Analysis: Not Applicable Finding: Not Applicable (c) Scale. Scale of proposed nonpublic educational facilities shall be compatible with surrounding proposed or existing uses and shall be made compatible by the use of buffering elements. 16-00635x Page 3 of 7 Analysis: The proposed childcare facility will be incorporated into a new 5 story structure that will also house a rescue mission and a health clinic. The design of the new facility and proposed childcare facility is found to be compatible with the surrounding uses. Findings: Consistent (d) Compatibility. The design of the nonpublic educational facilities shall be compatible with the design, kind and intensity of uses and scale of the surrounding area. Analysis: The applicant seeks to establish a childcare facility as an ancillary use to the principle use which is a rescue mission. The Childcare facility will be integrated to the development and will accommodate a maximum of 72 children. The proposed number of students requested complies with classroom size and outdoor recreation space on the site. The Miami Comprehensive Neighborhood Plan has recommended that this area be marked utilized for Major Institutional, Public Facilities, Transportation & Utilities. Uses in this area include major public or private health and educational activities. The Miami 21 Zoning Code may allow child day care/pre-school uses via an Exception. Findings: Consistent (e) Buffers. Buffering elements shall be utilized for visual screening and substantial reduction of noise levels at all property lines where necessary. Analysis: As per Sheet A-1.0 & Sheets A-4.0 of the plans dated March 18, 2016 staff notes that the applicant will install and maintain a perimeter c.b.s. 5'-7" wall along the northern and eastern perimeter of the subject site. In addition the applicant will install a landscape cocoplum hedge or its equivalent along the (northern) rear property line abutting the portion of the playground area as to minimize the visual and noise impact onto the adjacent neighbors. The hedge shall be installed in accordance with Chapter 18A of the Miami -Dade County Code. Findings: Consistent (f) Landscape. Landscape shall be preserved in its natural state insofar as is practicable by minimizing the removal of trees or the alteration of favorable characteristics of the site. Landscaping and trees shall be provided in accordance with Chapter 18A of this Code. Analysis: The applicant shall provide a landscape plan in accordance with Chapter 18A of the Miami -Dade County Code and Article 9 of Miami 21 Code. Findings: Consistent (g) Circulation. Pedestrian and auto circulation shall be separated insofar as is practicable, and all circulation systems shall adequately serve the needs of the facility and be compatible and functional with circulation systems outside the facility. Analysis: The applicant has provided designated stacking area for the drop-off and pick-up of students. Number of stacking and parking spaces are in accordance with Section 33-151 of the Miami -Dade County Code. Designated walkways to and from parking and building is layout in a manner as to not interfere with vehicular traffic on site. Findings: Consistent 16-00635x Page 4 of 7 (h) Noise. Where noise from such sources as automobile traffic is a problem, effective measures shall be provided to reduce such noise to acceptable levels. Analysis: The project shall be conditioned to comply with the provisions of the Miami Municipal Code Chapter 36 entitled "Noise". Findings: Consistent (i) Service areas. Wherever service areas are provided they shall be screened and so located as not to interfere with the livability of the adjacent residential properties. Analysis: The project will be conditioned to comply with the services area such as (refuse and recycling) requirement and show the location of each on the site prior to submitting for a building permit. Finding: Consistent (j) Parking areas. Parking areas shall be screened and so located as not to interfere with the livability of the adjacent residential properties. Analysis: Parking areas proposed to serve the childcare facility are located within an enclosed perimeter wall, as identified on Sheet A-1.0 of the planes dated March 18, 2016. Findings: Consistent (k) Operating time. The operational hours of a nonpublic educational facility shall be such that the impact upon the immediate residential neighborhood is minimized. Analysis: The proposed hours of operation are 24 hours a day seven days a week. The proposed childcare facility will predominantly serve families residing within the Lotus House Village. (Rescue Mission) Findings: Consistent (1) Industrial and commercial. Where schools are permitted in industrial or commercial areas it shall be clearly demonstrated in graphic form how the impact of the commercial or industrial area has been minimized through design techniques. Analysis: Not applicable; this property is in a predominantly commercial and residential area. Findings: Consistent (m) Fences and walls. Recreation and/or play areas shall be enclosed with fences and/or walls. Analysis: All recreational areas will be secured with a wall and fence to keep the children clear of vehicular movements. Findings: Consistent F. NEIGHBORHOOD SERVICES: Code Compliance No Objection Building Required 16-00635x Page 5 of 7 Historic Preservation Environmental Resources DERM G. CONCLUSION: No Objection No Objection, with conditions pursuant to Exhibit B Required The Department of Planning and Zoning recommends approval of the applicant's request with conditions for the Exceptions. Staff finds the proposed Rescue Mission, Childcare Facility and Health Clinic in conjunction with an Exception to allow a lot size of approximately 57,707 sq. ft. where a maximum of 40,000 sq. ft. is allowed and are found to be compatible with the uses under the Civic Institution Zone "Cl" and said uses will benefit the area by continuing to provide a service to the community. Staff notes that the Lotus House Village has been operating for the past 7 years and wishes to construct a new updated facility that will service approximately 490 to 500 people. Staff finds the Exceptions requested are consistent with the goals of the Miami 21 Code as the requested uses and structures are compatible with the surrounding neighborhood. Please note: pursuant to Section 2- 33(c)(8): Any vote of the city commission pertaining to the establishment of a rescue mission, the continuation of a rescue mission, or action relating to a rescue mission in the city that arises pursuant to the zoning ordinance or comprehensive plan requires the concurrence of four affirmative votes. H. RECOMMENDATION: Pursuant to Article 7, Section 7.1.2.8, Article 5, Section 5.7.2 of Miami 21 and Chapter 33, Section 33-151 Article XA of the Miami -Dade County Code of ordinances, as amended on the aforementioned findings, the Planning & Zoning Department recommends approval of the Exceptions as presented with conditions. 1. The development shall be substantially in accordance with the plans as prepared by Behar Font Partners, P.A. consisting of twenty five (25) sheets dated stamped received by the City of Miami Hearing Boards on March 18, 2016. 2. The applicant shall comply with the recommendations pursuant to the correspondence from Environmental Resources to the Planning and Zoning Department dated June 16, 2016 attached hereto as Exhibit B entitled "Environmental Resources". 3. The applicant shall comply with the requirements of all applicable departments/agencies as part of the City of Miami building permit submittal process. 4. The applicant shall relocate the existing Banyan/Ficus tree located on lot 9 of block 7 of the Erickson Addition Subdivision to another location within the subject site. 5. As a condition of approval, the applicant shall agree not to have a child mix that requires more than 18 staff members and at no time shall exceed 72 children. 6. The Applicant shall submit a final landscape plan in accordance with Chapter 18A of the Miami - Dade County Code and Article 9 of Miami 21 Code to be approved by the Director of the Planning and Zoning Department prior to submitting for a building permit. 7. The applicant shall comply with all applicable zoning requirements such as but not limited to the approval of all pertinent waivers requested and parking and landscaping requirements. 16-00635x Page 6 of 7 The applicant shall comply with all other applicable conditions as part of the review standards under Section E above entitled "Analysis". M� - Christopher B mo, AICP Chief of Land Development 6/16/16 E. Nunez 16-00635x Page 7 of 7 EXHIBIT A "ZONING HISTORY" 16-00635X — Lotus Endowment Fund, Inc. File Number: 09-00393xc City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com Enactment Number: R-09-0315 A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), APPROVING A SPECIAL EXCEPTION REQUIRING CITY COMMISSION APPROVAL, AS LISTED IN ORDINANCE NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, ARTICLE 4, SECTION 401, UNDER CONDITIONAL PRINCIPAL USES (4) OF R-3 MULTIFAMILY MEDIUM -DENSITY RESIDENTIAL, TO ALLOW HEALTH CLINICS IN THE R-3 DISTRICT, SUBJECT TO ALL APPLICABLE CRITERIA, FOR THE PROPERTIES LOCATED AT APPROXIMATELY 211, 217 AND 229 NORTHWEST 15TH STREET AND 226 NORTHWEST 16TH STREET, MIAMI, FLORI DA. WHEREAS, the Miami Zoning Board, at its meeting on May 18, 2009, following an advertised public hearing, adopted Resolution No. ZB-R-09-0032 by a vote of six to zero (6-0), Item No. Z.4, recommending approval of a Special Exception requiring City Commission approval as set forth; and WHEREAS, Zoning Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, requires City Commission approval of the Special Exception as hereinafter set forth; and WHEREAS, the City Commission after careful consideration of this matter, and notwithstanding the decision of the Zoning Board, finds the application for the Special Exception meet the applicable requirements of Zoning Ordinance No. 11000, as amended, and deems it advisable and in the best interest of the general welfare of the City of Miami and its inhabitants to reverse the decision of the Zoning Board and grant the Special Exception as hereinafter set forth; NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted by reference and incorporated as if fully set forth in this Section. Section 2. The decision of the Zoning Board to approve the Special Exception as listed in Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Article 4, Section 401, under "Conditional Principal Uses (4)" of "R-3 Multifamily Medium -Density Residential", to allow health clinics in the R-3 District, subject to all applicable criteria, for the properties located at approximately 211, 217 and 229 Northwest 15th Street and 226 Northwest 16th Street, Miami, Florida, legally described in attached "Exhibit A," pursuant to plans on file and subject to a time limitation of twelve (12) months in which a building permit must be obtained, and the Special Exception granted. Section 3. The findings of fact set forth below are made with respect to the subject property a. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the project that have been found by the City Commission (based upon facts and reports prepared or submitted by staff or others) to adhere to the following Design Review Criteria subject to the any applicable conditions herein: L rm oi mrrantr Page 1 of 5 R-09-03/5 City of Miami Certified Copy File Number: 09-00393xc City Hall 3500 Pan American Drive Miami, FL 33133 www.miamigov.com Enactment Number: R-09-0315 A RESOLUTION OF THE MIAMI CITY COMMISSION, WITH ATTACHMENT(S), APPROVING A SPECIAL EXCEPTION REQUIRING CITY COMMISSION APPROVAL, AS LISTED IN ORDINANCE NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI, FLORIDA, ARTICLE 4, SECTION 401, UNDER CONDITIONAL PRINCIPAL USES (4) OF R-3 MULTIFAMILY MEDIUM -DENSITY RESIDENTIAL, TO ALLOW HEALTH CLINICS IN THE R-3 DISTRICT, SUBJECT TO ALL APPLICABLE CRITERIA, FOR THE PROPERTIES LOCATED AT APPROXIMATELY 211, 217 AND 229 NORTHWEST 15TH STREET AND 226 NORTHWEST 16TH STREET, MIAMI, FLORI DA. WHEREAS, the Miami Zoning Board, at its meeting on May 18, 2009, following an advertised public hearing, adopted Resolution No. ZB-R-09-0032 by a vote of six to zero (6-0), Item No. Z.4, recommending approval of a Special Exception requiring City Commission approval as set forth; and WHEREAS, Zoning Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Florida, requires City Commission approval of the Special Exception as hereinafter set forth; and WHEREAS, the City Commission after careful consideration of this matter, and notwithstanding the decision of the Zoning Board, finds the application for the Special Exception meet the applicable requirements of Zoning Ordinance No. 11000, as amended, and deems it advisable and in the best interest of the general welfare of the City of Miami and its inhabitants to reverse the decision of the Zoning Board and grant the Special Exception as hereinafter set forth; NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY OF MIAMI, FLORIDA: Section 1. The recitals and findings contained in the Preamble to this Resolution are adopted by reference and incorporated as if fully set forth in this Section. Section 2. The decision of the Zoning Board to approve the Special Exception as listed in Ordinance No. 11000, as amended, the Zoning Ordinance of the City of Miami, Article 4, Section 401, under "Conditional Principal Uses (4)" of "R-3 Multifamily Medium -Density Residential", to allow health clinics in the R-3 District, subject to all applicable criteria, for the properties located at approximately 211, 217 and 229 Northwest 15th Street and 226 Northwest 16th Street, Miami, Florida, legally described in attached "Exhibit A," pursuant to plans on file and subject to a time limitation of twelve (12) months in which a building permit must be obtained, and the Special Exception granted. Section 3. The findings of fact set forth below are made with respect to the subject property a. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the project that have been found by the City Commission (based upon facts and reports prepared or submitted by staff or others) to adhere to the following Design Review Criteria subject to the any applicable conditions herein: L rm oi mrrantr Page 1 of 5 R-09-03/5 File Number: 09-00393xc Enactment Number: R-09-0315 1) Site and Urban Planning: Design Review Criteria Applicability (1) Respond to the physical contextual Yes. environment taking into consideration urban form and natural features; (2) Sitting should minimize the impact Yes of automobile parking and driveways on the pedestrian environment and adjacent properties; (3) Buildings on corner lots should N/A. be oriented to the corner and public street fronts. 11) Architecture and Landscape Architecture: Design Review Criteria Applicability (1) A project shall be designed to Yes. comply with all applicable landscape ordinances; (2) Respond to the neighborhood Yes. context; (3) Create a transition in bulk and Yes scale; (4) Use architectural styles and details Yes (such as roof lines and fenestration), colors and materials derivative from surrounding area; (5) Articulate the building facade Yes vertically and horizontally in intervals that conform to the existing structures in the vicinity. III) Pedestrian Oriented Development: Compliance Yes. Yes. Compliance Yes. Yes. Yes. Yes. Yes. Design Review Criteria Applicability Compliance (1) Promote pedestrian interaction; Yes. Yes. (2) Design facades that respond Yes. Yes. primarily to the human scale; City of lViami Page 2 of 5 R-09-0315 File Number: 09-00393xc (3) Provide active, not blank facades. Yes. Yes. Where blank walls are unavoidable, they should receive design treatment. IV) Streetscape and Open Space: Design Review Criteria Applicability Compliance (1) Provide usable open space that Yes. Yes. allows for convenient and visible pedestrian access from the public sidewalk; (2) Landscaping, including plant Material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. V) Vehicular Access and Parking: Yes. Yes. Design Review Criteria Applicability (1) Design for pedestrian and N/A. vehicular safety to minimize conflict points; (2) Minimize the number and width N/A. of driveways and curb cuts; (3) Parking adjacent to a street front N/A. should be minimized and where possible should be located behind the building; (4) Use surface parking areas as N/A. district buffer. VI) Screening: Compliance Design Review Criteria Applicability Compliance (1) Provide landscaping that screen N/A. undesirable elements, such as surface parking lots, and that enhances space and architecture; (2) Building sites should locate Yes. Yes. service elements like trash Enactment Number: R-09-0315 City of b/rami Page 3 of 5 R-09-0315 File Number: 09-00393xc dumpster, loading docks, and mechanical equipment away from street front where possible. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front they should be situated and screened from view to street and adjacent properties; (3) Screen parking garage structures N/A. with program uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. VII) Signage and Lighting: Design Review Criteria Applicability (1) Design signage appropriate for Yes. the scale and character of the project and immediate neighborhood; (2) Provide lighting as a design feature Yes to the building facade, on and around landscape areas, special building or site features, and/or signage; (3) Orient outside lighting to minimize N/A. glare to adjacent properties; (4) Provide visible signage identifying Yes building addresses at the entrance(s) as a functional and aesthetic consideration. Vill) Preservation of Natural Features: Design Review Criteria Applicability (1) Preserve existing vegetation and/or N/A. geological features whenever possible. IX) Modification of Nonconformities: Design Review Criteria Applicability (1) For modifications of nonconforming N/A. structures, no increase in the degree of nonconformity shall be allowed; Compliance *Yes. Yes. *Yes. Compliance Compliance Enactment Number: R-09-0315 City of ,thami Page 4 of 5 R-09-0315 File Number: 09-00393xc (2) Modifications that conform to N/A. current regulations shall be designed to conform to the scale and context of the nonconforming structure. `Compliance is subject to conditions. Enactment Number: R-09-0315 These findings have been made by the City Commission to approve this project with conditions. Section 4. This Resolution shall become effective immediately upon its adoption and signature of the Mayor. {1) Date: JUNE 25, 2009 Mover: VICE CHAIR SPENCE-JONES Seconder: COMMISSIONER GONZALEZ Vote: AYES: 5 - COMMISSIONER GONZALEZ, SARNOFF, SANCHEZ, REGALADO AND SPENCE-JONES Action: ADOPTED Date: JULY 5, 2009 Action: SIGNED BY THE MAYOR I, Priscilla A. Thompson, City Clerk of the City of Miami, Florida, and keeper of the records thereof, do hereby certify that this constitutes a true and correct copy of Resolution No. R-09-0315, with attachments, passed by the City Commission on 6/25/2009. Clerk, Deputy Clerk (for P: A. "Thompson, City Clerk) July 07, 2009 Date Certified {1 }If the Mayor does not sign this Resolution, it shall become effective at the end of ten calendar days from the date it was passed and adopted. If the Mayor vetoes this Resolution, it shall become effective immediately upon override of the veto by the City Commission. City of A4iann Page 5 of 5 R-09-031.5 Exhibit "A" Legal Description 226 NW 16tt' Street Lot 4, Block 7, of ERICKSON ADDITION AMENDED, according to the Plat thereof, as recorded in Plat Book B, Page 88, of the Public Records of Miami - Dade County, Florida. 211 NW 15tt' Street Lot 13 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO THE CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at Page 88, of the Public Records of Miami -Dade County, Florida; 217 NW 15tt' Street Lot 12 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO THE CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at Page 88, of the Public Records of Miami -Dade County, Florida; 229 NW 15tt' Street Lot 11 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO THE CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at Page 88, of the Public Records of Miami -Dade County, Florida; MIAMI 1778780.1 7703630813 DRAFT 4l1(09 C2 Bllzin Sumberg ATTORNEYS AT LAW April 6, 2009 VIA HAND -DELIVERY Teresita Fernandez City of Miami Hearing Boards Department 444 S.W. 2"d Avenue, 7th Floor Miami, Florida 33130 A. Vicky Garcia -Toledo, Esq. Tel 305.350.2409 Fax 305.351.2233 vgarcia-toledo@bilzin.com Re: 229 NW 15 Street; 217 NW 15 Street; 226 NW 16 Street; 211 NW 15 Street Application for Special Exceptions and Class 1/ Permit Dear Ms. Fernandez: Our firm represents The Sundari Foundation, Inc. and The Lotus Endowment Fund, Inc. (collectively the "Owner") regarding the property located at the above -referenced addresses in the City of Miami (the "Property") commonly known as "Lotus House." The purpose of this letter is to submit to you an application for (1) special exception for a rooming house; (2) special exception for a health clinic; and (3) Class II Permit for an educational facility to be operated on the Property. Lotus House was established by the Owner in 2006 as a free, non -denominational, resource center and residential facility serving women and infants from across Miami -Dade County in the heart of the historic African-American district of Overtown, one of the poorest neighborhoods of Miami. Lotus House provides housing to women and infants who have been victims of domestic violence and/or who have been displaced from their homes, and serves as a sanctuary for pregnant women as a place of comfort during their pregnancy and afterwards until these women are able to support themselves and their newborn babies and transition to a permanent home. To date, Lotus House has served over 300 women and infants. The past three years have shown that there are tremendous opportunities to further support and empower women and infants in need. In furtherance of its mission, Lotus House is respectfully requesting approvals to expand its wonderful work in the community. MIAMI 1780594.2 7703630813 4/6/09 BILZIN SUMBERG BAENA PRICE & AXELROD LLP 200 S. Biscayne Boulevard, Suite 2500, Miami, FL 33131-5340 Tel 305.374.7580 Fax 305.374.7593 www.bilzin.coni April 6, 2009 Page 2 Rooming House. This application would allow Lotus House to operate a housing program to help support and embolden these special women and their infants. individuals would enter into an agreement, through which they receive room and board and a supportive environment in return for a commitment to an Action Plan to make strides towards achieving stability for themselves and their newborns and a commitment to contribute time and effort to the day-to-day operations of the Lotus House. Resource coordinators will work closely with each woman to assist her as she prepares to leave Lotus House in identifying and securing new homes. Resource coordinators and volunteers will regularly follow-up with women after leaving Lotus House to assist their transition to independent living and identify additional resources that may be needed. Health Clinic. This application would allow Lotus House to operate a health clinic to provide basic preventative health care to its residents, including, but not limited to, cholesterol and blood pressure screening and treatment, diabetes screening and treatment, management of chronic conditions, nutritional counseling and smoking cessation. All general health care services will be provided by board certified volunteer physicians from the University of Miami Jackson Health Care system. Physicians will refer patients to a more comprehensive center if and when specialists are needed. With an emphasis on preventive health care and well being, Lotus House utilizes a holistic approach to serving its residents. Educational Facility. This special exception application includes a request for a Class II permit, as a lesser inclusive permit, for an "educational facility" to provide educational workshops and a host of enrichment activities, including art, creative writing, yoga, dance, and crafts, offer alternative paths to healing and personal growth. Lotus House will provide basic computer skills classes. Lotus House also provides basic tutoring for enhanced reading, writing and arithmetic skills, as well as English literacy. Individual tutoring and classes utilize volunteer instructors from local universities and colleges, as well as professional instructors. Lotus House also assists women in exploring community resources and financial aid to further their education, including GED courses, vocational instruction and community college. Enclosed herein for your consideration is a completed Special Exception application with all required attachments and a check for the cost of processing and two public hearings, pursuant to Section 62-156 of the Miami City Code, in the amount of $2,686.00. SiTce A.a-Toledo Enclosures MIAMI 1780594.2 7703630813 4/6/09 BILZIN SUMBERG BAENA PRICE & AXELROD LLP ANALYSIS FOR SPECIAL EXCEPTION Lotus House 211, 217, 229 NW 15th Street and 226 NW 16th Street Case no. 09-00393x APPLICATION FOR SPECIAL EXCEPTION PERMIT WITH CITY COMMISSION APPROVAL SUBJECT TO COMPLIANCE WITH ZONING ORDINANCE 11000 AND CITY CODE, AS AMENDED, AND ALL APPLICABLE CRITERIA, CONSIDERAIONS AND/OR OTHER REGULATIONS. Pursuant to Zoning Ordinance 11000, as amended, Supplement 14, the Zoning Ordinance of the City of Miami, Florida, the subject proposal for LOTUS HOUSE at 211, 217, 229 NW 15" Street and 226 NW 16th Street Miami, Florida, has been submitted and reviewed to allow an application for Special Exception Permits with the City Commission approval, subject to all applicable criteria; The proposed development "Lotus House" will be comprised of operating a Community Based Residential Facility with a Rooming House of Forty-six (46) resident, a Health Clinic to provide 9 I reventative health care to its residents, and an Educational Facility to provide educational workshops and a host of enrichment activities. Seventeen (17) off-street parking spaces are required as per current zoning regulations. However, thirty-five (35) off-street parking spaces are grandfathered from previous use. Special Exception, as per Article 4, Section 401, under Conditional Principal Uses (4) of R-3 Medium Density Multi -family Residential, to allow Health Clinic in R-3 district, by Special Exception with City Commission approval, subject to all applicable criteria; Special Exception, as per Article 4, Section 401, under Conditional Principal Uses (3) of R-3 Medium Density Multi -family Residential, to allow Rooming House in R-3 district, by Special Exception; subject to all applicable criteria; The Special Exception encompasses the following Special Permit: Class II Special Permit, as per Article 4, Section 401, under Conditional Accessory Uses (4), to allow educational facility with floor area less than one thousand five hundred (1,500) square feet. The following findings have been made: • It is found that the Special Exception is to allow a rooming housing in R-3 district, which requires Zoning Board approval. • It is found that the proposed health clinic use will be beneficial component of a facility that is addressing a needed service to the community. • It is found that the proposed health clinic is an appropriate use within the existing structure. • It is found that the Class II Special Permit within Special Exception to allow a Conditional Accessory Uses for educational facility has been reviewed and found to be appropriate use within the project. • It is found that the seventeen (17) off-street parking spaces are required as per current zoning regulations. However, thirty-five (35) off-street parking spaces are grandfathered from previous use. • It is found that the submitted plan does not depict sign specifications in order to determine aesthetic impact. • It is found that the submitted landscape plan complies with the minimum City Code. • It is found that with respect to all additional criteria as specified in Section 1305 of Zoning Ordinance 11000, the proposal has been reviewed and found to be adequate. Based on these findings, the Planning Department is recommending approval of the application with the following condition: 1. Sign specifications shall be submitted for review and approval by the Planning Department prior to the issuance of any building permit. SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions Application Type: Special Exception (File No. 09-00393x) Project Name: Lotus House Project Address: 211, 217, 229 NW 15th Street and 226 NW 16th Street C. Pursuant to Section 1305.2 of the Zoning Ordinance, the specific site plan aspects of the PROJECT that have been found by the City Commission (based upon facts and reports prepared or submitted by staff or others) to adhere to the following Design Review Criteria subject to the any applicable conditions in the Development Order herein; 1) Site and Urban Planning: Design Review Criteria Applicability Compliance (1) Respond to the physical _Y _ Y contextual environment taking into consideration urban form and natural features; (2) Siting should minimize the Y _ Y impact of automobile parking and driveways on the pedestrian environment and adjacent properties; (3) Buildings on corner lots N/A_ should be oriented to the corner and public street fronts. Design Review Criteria II) Architecture and Landscape Architecture: Applicability Compliance (1) A project shall be designed _ Y Y to comply with all applicable landscape ordinances; (2) Respond to the neighborhood Y Y context; (3) Create a transition in bulk Y Y_ and scale; (4) Use architectural styles Y— Y and details (such as roof lines and fenestration), colors and materials derivative from surrounding area; (5) Articulate the building facade _Y_ Y vertically and horizontally in intervals that conform to the existing structures in the vicinity. Ilpalarerverl 51USL•'RSIRivereideIPLANNING R ZONNINGI SharedlCZJRRGNT PLANNINGICUR1t1iN'I'PLANNINGIZBI2009I7B 05.18.0917..3 09-00393xISL00oI? 1305.2 Crileria Matrix Lows Hmtse.dac Page I of 4 SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions IIn Pedestrian Oriented Development: DesiEn Review Criteria Applicability (1) Promote pedestrian Y interaction; (2) Design facades that Y respond primarily to the human scale; (3) Provide active, not blank facades, Where blank walls are unavoidable, they should receive design treatment, M IV) Streetscape and Open Space: Desilln Review Criteria Applicability (1) Provide usable open space Y that allows for convenient and visible pedestrian access from the public sidewalk; (2) Landscaping, including }dant Y_ material, trellises, special pavements, screen walls, planters and similar features should be appropriately incorporated to enhance the project. Design Review Criteria (1) Design for pedestrian and vehicular safety to minimize conflict points; (2) Minimize the number and width of driveways and curb cuts; (3) Parking adjacent to a street front should be minimized and where possible should be located behind the building; (4) Use surface parking areas as district buffer. V) Vehicular Access and Parking: Applicability N/A N/A _ N/A_ N/A Compliance _Y` _Y Y Compliance Y _Y Compliance tIDalaserverl SIUSr,l?SIRleersldeiPLANNING&70NNINGI_SharecACIIRRFNTPLANNINGICURRFNTPLANN/NGIZM2009171305.18.091Z.309-00393x&,ctian1305.2 CrileriaMal ix Lalus Horse.doc Page 2 of 4 SECTION 1345.2 Criteria Matrix *Compliance is subject to conditions VI) Screening:, Design Review Criteria Applicability Compliance (1) Provide landscaping that N/A_ screen undesirable elements, such as surface parking lots, and that enhances space and architecture; (2) Building sites should locate Y Y service elements like trash dumpster, loading docks, and mechanical equipment away from street front where possible. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front they should be situated and screened from view to street and adjacent properties; (3) Screen parking garage N/A_ structures with program uses. Where program uses are not feasible soften the garage structure with trellises, landscaping, and/or other suitable design element. Design Review Criteria (1) Design signage appropriate for the scale and character of. the.project and immediate neighborhood; (2) Provide lighting as a design feature to the building facade, on and around landscape areas, special building or site features, and/or signage; (3) Orient outside lighting to minimize glare to adjacent properties; (4) Provide visible signage identifying building addresses at the entrance(s) as a functional and aesthetic consideration. VII) Signaf4e and Lighting: Applicability Compliance Y_ * Y _ Y Y_ N/A Y *Y tIDalaserverl 51USI;RswtvL,ICSidelPLANNING & ZONNINGI_SharedlCURRGNTPLANNINGICURRCN7'PLANNINGIZB120091ZB 05.18.091Z.3 09-00393xISection 1305.2 Criteria Matrix Lotus House. doc Page 3 of 4 SECTION 1305.2 Criteria Matrix *Compliance is subject to conditions VIII) Preservation of Natural Features: Design Review Criteria Applicability Compliance (1) Preserve existing vegetation _N/A_ and/or geological features whenever possible. IX) Modification of Nonconformities: Design Review Criteria Applicability Compliance (1) For modifications of _N/A nonconforming structures, no increase in the degree of nonconformity shall be allowed; (2) Modifications that conform N/A to current regulations shall be designed to conform to the scale and context of the nonconforming structure. gDnlaserverl SiUSBRSIRiversideV'LANNING & 7ONNINGI_Shai•edICURRG'NT PLANNINGICURItl.NT PI ANNING17,W2009178 05.18,0917.3 09-00393x1Seclion 1305.2 Criteria Malix Lotus House.doc Page 4 of 4 Miami Zoning Board OR U 26921 Pss 4910 - 4812; (3p95) RECORDED U/30/200? 10t09:50 09:50 HARVEY RUVIN? CLERK OF COURT MIAMI-DADE COUHTYr FLORIDA Resolution No.: ZB-R-09-0033 Monday, May 18, 2009 Ms. Ileana Hernandez -Acosta offered the following resolution and moved its adoption Resolution: AFTER CONSIDERING THE FACTORS SET FORTH IN ZONING ORDINANCE NO. 11000, THE ZONING BOARD GRANTED THE SPECIAL EXCEPTION AS LISTED IN ORDINANCE NO. 11000, AS AMENDED, THE ZONING ORDINANCE OF THE CITY OF MIAMI, ARTICLE 4, SECTION 401, UNDER, CONDITIONAL PRINCIPAL USES(3) OF R-3 MULTIFAMILY MEDIUM -DENSITY RESIDENTIAL, TO ALLOW A ROOMING HOUSE IN THE R-3 DISTRICT, SUBJECT TO ALL APPLICABLE CRITERIA, FOR THE, PROPERTIES LOCATED AT APPROXIMATELY 211, 217 & 229 NORTHWEST 15TH STREET AND 226 NORTHWEST 16TH STREET, LEGALLY DESCRIBED AS EXHIBIT "A" (HEREBY ATTACHED), PUBLIC RECORDS OF MIAMI-DADE COUNTY, FLORIDA; ZONED R-3 MULTIFAMILY MEDIUM -DENSITY RESIDENTIAL. THIS SPECIAL EXCEPTION WAS GRANTED WITH A TIME LIMITATION OF TWELVE MONTHS IN WHICH A BUILDING PERMIT MUST BE OBTAINED, SUBJECT TO THE FOLLOWING CONDITION BY THE PLANNING DEPARTMENT: SIGN SPECIFICATIONS SHALL BE SUBMITTED FOR REVIEW AND APPROVAL BY THE PLANNING DEPARTMENT PRIOR TO THE ISSUANCE OF ANY BUILDING PERMIT. Upon being seconded by Mr. Angel Urquiola, the motion was passed and adopted by the following vote: Mr. Bret Berlin Yes Mr. Ron Cordon Away Mr. Charles A. Garavaglia Yes Ms. Ileana Hernandez -Acosta Yes Mr. Lazaro Lopez Away Mr. Juvenal A. Pina Away Mr. Cornelius Shiver Yes Mr. Richard Tapia Away Mr. Angel Urquiola Yes Mr. Miguel Gabela Yes AYE: 6 NAY: 0 ABSTENTIONS: 0 NO VOTES: 0 ABSENT: 4 Ms. Fernandez: Motion carries 6-0 f Teresita L. Fernandez, Executive S cretary Hearing Boards File ID#: 09-00393x Z.5 3 Miami Zoning Board Resolution No.: ZB-R-09-0033 Monday, May 18, 2009 STATE OF FLORIDA ) ) SS: COUNTY OF MIAMI-DADE ) Personally appeared before me, the undersigned authority, Teresita L. Fernandez, Clerk of the Zoning Board of the City of Miami, Florida, and acknowledges that she executed the foregoing Resolution for a Special Exception request. SWORN AND SUBSCRIBED BEFORE ME THIS a DAY OF JU('Z 12009. V(4/It ZG COSTi 0 (o Print Notary Name Personally know • or Produced I.D. Type and number of I.D. produced i Did take an oath or Did not take an oath _ vgt'ma Notary Public State of Florida My Commission Expires: VANESSA CASTILLO ..... MY COMMISSION # DD 681010 •:?a EXPIRES; July 11, 2011 Bonded Thru Nclery Public Underwe,Fs File ID#: 09-00393x Z.5 Fxhihi% "A" Legal Description 226 NW 16' Street LAST PAGE Lot 4, Block 7, of ERICKSON ADDITION AMENDED, according to the Plat thereof, as recorded in Plat Book B, Page 88, of the Public Records of Miami - Dade County, Florida. 211 NW 15th Street Lot 13 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO THE CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at Page 88, of the Public Records of Miami -Dade County, Florida; 217 NW 15th Street Lot 12 in Block 7, AMENDED MAP OF ERICKSON ADDITION TO THE CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at Page 88, of the Public Records of Miami -Dade County, Florida; 229 NW 15" Street Lot 11 in Block .7, AMENDED MAP OF ERICKSON ADDITION TO THE CITY OF MIAMI, according to the Plat thereof, as recorded in Plat Book B, at Page 88, of the Public Records of Miami -Dade County, Florida; MIAMI 1778780.1 770 3630813 DRAFT 4/1109 EXHIBIT B "ENVIRONMENTAL RESOURCES" 16-00635X — Lotus Endowment Fund, Inc. t.I. �wv Op"I y. CITY OF MIAMI, FLORIDA INTER -OFFICE MEMORANDUM TO: Efren Nunez Planning and Zoning Depart FROM: Quatisha Oguntoyinbo-Rasha Chief of Environmental Resources DATE: June 17, 2016 SUBJECT: ANALYSIS FOR EXCEPTION REFERENCES: 217 NW 155TH ST ENCLOSURES: FILE :16-00635x Environmental Resources has reviewed the "Analysis for Exception", which is requesting an Exception to allow for the construction of a Rescue Mission, Childcare Facility and Health Clinic. In response to this review, the following are Staffs recommendations: Any and all trees (as defined in Chapter 17 of the City Code) that are subject to be affected as a result of developmental activity, shall adhere to the requirements of the Chapter 17 Tree Protection Ordinance. To the greatest extent, consideration shall be given to preserve trees of substantial value due to its species, size, age form and/or historical significance, which would require proposed development designs to be consistent with the preservation of said tree(s). In particular, the Ficus sp. located approximately within the southwest area of the proposed development. Redesign may be required to accommodate this. In addition, and where practical, specimen trees or any other tree determined by the department to be of substantial value because of its species, size, age, form and/or historical significance, proposed for removal, shall be relocated on site or within close proximity of the site. April 20, 2016 Francisco Garcia Director Planning & Zoning Department City of Miami 444 SW 2nd Avenue Miami, FL 33130 Bilzin Sumberg A. Vicky Garcia -Toledo 305-350-2409 305-351-2233 vgarcia-toledo@bilzirl.com Re: Letter of Intent for Exceptions, Waivers, and Variance Applications for Lotus Village, Located at 217 NW 15th Street, Miami, Florida Dear Mr. Garcia This firm represents Lotus Endowment Fund, Inc., the applicant ("Applicant") and owner of the properties located at approximately 217 NW 15th Street, Miami, Florida (the "Property", see Exhibit "A" to application). Please accept this correspondence as the Letter of Intent for the two accompanying applications: one for multiple Exceptions and Waivers, and one for a Variance, each application necessary for the continued but expanded operation of the existing shelter on the Property into the proposed project, Lotus Village. Over the {past ten years, the Applicant has operated Lotus House, a shelter for women and children that provides vital services to the most vulnerable population of the City of Miami, many of whom are the survivors of past trauma. Based on the tremendous demand for these services, Lotus House is now seeking to expand into Lotus Village to better serve the needs of the community. The new facility will include a Rescue Mission, a childcare facility, a health clinic, and other usual and customary uses associated with a Rescue Mission or shelter In order to improve and expand the currently operating shelter, the Applicant, through separate but related applications, has applied to the City for a zoning and land use change to rezone the Property from T5 to Cl, the zoning designation under which Rescue Missions are permitted. Miami 21 requires that all uses within the Cl designation be approved through the Exception process. Therefore, the Applicant is now submitting the attached application for the Exceptions described below. Additionally, based on the unique needs of a Rescue Mission use. the Applicant is requesting Waivers for several building disposition and setback provisions and a Variance to allow for a reduction in the number of parking spaces provided. MIAMI 49 1 5587 6 79846/47091 W':zin tiuIII a-Ierg 1 sena Price& Axe Irod l,1.,1' 14io Rrickoll ,kvenue, 33rd Fluor. %ILLmi. F,nrida 33131-3-156 1`e ;l1i.i 15 173.759.; i l 7i 1 'f)I11 131.1zin Somber- 13aena .1'ri�r S: Aae�iud t f �� 1 1 !�C) �ric�> 11 r\v IRle, � 1rct IV)` �r, Nhami. Florida 331:31- 3456 Tel 303 37.1.7580 1 Fax 3t_15.:374.759,3 1 bilzin.com April 20 2016 Page 2 Exceptions Bilzin Sumberg Pursuant to Section 7.1.2.6 and as required by Article 4, Table 3 of Miami 21, the Applicant respectfully requests the following four Exceptions - 1. Exception for Rescue Mission The Applicant requests an Exception to allow the continued but expanded use of a Rescue Mission on the Property within the proposed Cl zoning designation under Miami 21. In addition to providing basic resources such as food and shelter to the underserved women and children in the City of Miami, the Rescue Mission will also provide much-needed ancillary shelter services including but not limited to counseling, rehabilitation, educational instruction„ art classes, job training, medical services, and financial instruction to ensure a successful transition from Lotus Village back into the community. 2. Exception for Childcare Facility The Applicant requests an Exception to allow the use of a childcare facility on the Property within the proposed Cl zoning designation. The facility will serve no more than 72 children at any given time and will operate 24 -hours a day to accommodate the often non- traditional work schedules of Lotus Village participants. The childcare facility will primarily serve those children on site whose parents are participants in Lotus Village. Extra capacity within the facility, not to exceed 25% of total capacity, will be offered to families within the surrounding neighborhood. While a daycare is allowed by right as part of the Rescue Mission use, the opening of the childcare facility to the neighborhood necessitates an Exception for a childcare facility use. 3. Exception for Health Clinic The Applicant requests an Exception to allow the use of a health clinic on the Property within the proposed CI zoning designation. The health clinic is an included ancillary use of the Rescue Mission and will provide important medical treatment and preventative care to Lotus Village participants. The clinic will also be open to members of the surrounding community and, therefore, an Exception is required. Similar to the childcare facility.. the health clinic will serve as an essential neighborhood resource: 4. Exception to Exceed Lot Size Pursuant to Miami 21, Section 5.5.1(i), the Applicant requests an Exception to allow a lot size of approximately 57,707 square feet where a maximum of 40,000 square feet is permitted by the development regulations of the T5 Transect Zone (the abutting Transect Zone). Waivers 1. Waiver for Ground Level Dominant Setback Pursuant to Section 5.5.1(g), the Applicant requests a Waiver to allow a front setback of three feet where a setback of 10 feet is required to allow the placement of a fence along the MIAMI 4915582.6 79846/47091 Apnl 20, 2016 page 3 - Rilzin Sumberg eastern frontage facing NW 2nd Avenue to match the ground level dominant setback of the surrounding blocks. Lotus Village will be home to women whose children will be playing within the multiple green spaces, gardens, and terraces on the Property. It is essential to protect the children from wandering off into public spaces and right-of-ways. Pursuant to Section 7.1.2.5, Waivers are intended to allow for such minor deviations from Miami 21 to relieve the practical difficulties in complying with the Code's strict requirements, such as ensuring the safety and security of Lotus Village participants. The fence is a vital element of the project design in order to provide a safe and nurturing environment for all participants. 2. Waiver from T5 Building Disposition Requirement of Frequent Doors, Windows and Pedestrian Entrances Pursuant to Section 5.7.2.4(d), the Applicant requests a Waiver from Section 5.5.1(0, a Building Disposition provision requiring facades along frontage lines to include frequent doors and windows and pedestrian entrances at a maximum spacing of 75 feet. Operating as a Rescue Mission with unique needs, Lotus Village is not able to practically comply with all Building Disposition requirements designed for uses within the T5 Transect. As home to vulnerable women and children, Lotus Village must be able to maintain a safe and nurturing environment for all participants, access to which is carefully controlled. For this reason, the Applicant seeks the relief provided by Section 5.7.2.4(d) for those unique uses within the Cl Transect that may be unable to practically comply with the applicable Building Disposition requirements of neighboring Transects. 3. Waiver from T5 Building Disposition Requirement for Cross -Block Passage Pursuant to Section 5.7.2.4(d), the Applicant requests a Waiver from Section 5.5.1(h), a Building Disposition provision requiring sites with 340 feet or more of frontage to provide a cross -block passage. Operating as a Rescue Mission with unique needs, Lotus Village is not able to practically comply with all Building Disposition requirements designed for uses within the T5 Transect. As home to vulnerable women and children, Lotus Village must be able to maintain a safe and nurturing environment for all participants, access to which is carefully controlled and that does not invite members of the general public to walk through the premises.. For this reason, the Applicant seeks the relief provided by Section 5.7.2.4(d) for those unique uses within the C1 Transect that may be unable to practically comply with the applicable Building Disposition requirements of neighboring Transects. Variance for Reduction in Parking The Applicant respectfully requests a Variance to allow the provision of 35 parking spaces where a total of 73 are required for the Rescue Mission, childcare facility, and health clinic uses located on the Property. Pursuant to Section 7.1.2.7(b), a Variance shall only be granted where the application demonstrates the following: Special conditions and circumstances exist that are peculiar to the land, Structure or Building involved and that are not applicable to other lands, Structures, or Buildings in the same Transect, MIAMI 4915582.6 79846/47091 April 20. 2016 Page 4 Bilzin Sumbeig The Property has been and will continue to be home to the only women's shelter within the City of Miami. Rescue Mission participants create a uniquely low demand for parking spaces as compared to many of the other Civil Support uses within the Civic Institutional zoning designation, despite all being treated equally for purposes of parking calculations. Unlike the parking needs generated by a hospital, for example, with patients and their families coming and going at all hours, most of the women and children who are Rescue Mission participants do not own vehicles and often do not have local family members able to visit the Property. Meeting the required parking for the Rescue Mission use will result in a largely vacant and unused parking lot, which is antithetical to the goals and purposes of Miami 21, The Property is also located in an area with a particularly high amount of available on -street parking spaces. The unique circumstances giving rise to the need for this Variance are not applicable to other structures, buildings, or lands in the same Transect. 2. The special conditions and circumstances do not result from the actions of the applicant, As discussed above, Miami 21 fails to distinguish between the parking requirements for the different uses within the CI designation. While CI accommodates general assembly uses and large governmental buildings and uses, their need for parking is quite different than a Rescue Mission for homeless women and children who have no homes or cars to call their own. The unique needs of the Rescue Mission participants as described above are not the result of actions of the Applicant or the participants of the shelter. 3. Literal interpretation of the provisions of the Miami 29 Code deprives the applicant of rights commonly enjoyed by other properties in the same Transect Zone and results in unnecessary and undue hardship on the applicant; Literal interpretation and application of the parking requirements of Miami 21 to the unique needs of the only women's shelter within the boundaries of the City of Miami imposes an unnecessary and undue hardship on the Applicant in providing vital services to the City's most vulnerable and needy population. Surrounding properties and those within the same Transect Zone do not face the same challenges in addressing the unique needs generated by the use and population of those using the property. 4. Granting the Variance requested conveys the same treatment to the individual owner as to the owner of other lands, Buildings or Structures in the same Transect Zone, Obtaining a Variance for relief from the strict application of the provisions of Miami 21 based on the unique needs and circumstances of the services provided by the Applicant and the population served by Lotus Village is a common right enjoyed by surrounding property owners as well as other shelters within the City of Miami. 5. The Variance, if granted, is the minimum Variance that makes possible the reasonable Use of the land, Building, or Structure; and The Variance requested is the minimum Variance necessary for the proper operation of the Rescue Mission and associated uses on the Property. Upon granting the requested MIAMI 4915582.6 79846/47091 Apnr20. tars # Bilzin Sumberg Page 5 Variance, Lotus Village will still be providing approximately 50% of the required parking in the Cl Transect. 6. The grant of the Variance is in harmony with the general intent and purpose of the Miami 21 Code, and is not injurious to the Neighborhood, or otherwise detrimental to the public. Granting of the requested Variance is not injurious to the neighborhood and very much promotes the intent and purposes of Miami 21, The requested Variance will allow the avoidance of an unnecessary and generally vacant parking lot in a largely residential area. The smaller number of spaces, more appropriate to the needs generated by the uses on the Property, will allow a project of higher aesthetically quality that is more contextually sensitive to the surrounding residential uses. 7. The Variance if granted. is consistent with the applicable criteria as set forth in Article 4, Table 12 as such relates to the particular location for which the Variance is being sought. The requested Variance is consistent with and will promote the design review criteria articulated in Article 4, Table 12. The parking standards criteria within Table 12 promote the general principal that the physical and aesthetic impact of off-street parking on the pedestrian and residential realm should be minimized. The requested Variance will allow the Applicant to avoid the provision of an unnecessary parking lot that will sit vacant at all times in an area characterized by residential neighborhoods, thereby "minimiz[ing] the impact of automobile parking and driveways on the pedestrian environment and adjacent properties." Article 4, Table 12. For the foregoing reasons, the Applicant respectfully requests the approval of the above described Exceptions, Waivers, and Variance for the continued and expanded operation of the Rescue Mission, childcare facility, health clinic, and related ancillary uses on the Property. The expansion of Lotus House into Lotus Village will allow the provision of vital services to the women and children of the City of Miami and will bring health and childcare services to a vastly underserved neighborhood community. Please do not hesitate to contact me should you have any questions or need additional information. Sincerely, coqt/// 47"� 1 A. Vicky Garcia -Toledo AVGT Enclosures MIANU 4915582.6 79846/47091 B E H A R F 0 N T r A R 1 N E R S, P. A. AR(H11E(1URE IEAIkIN6 INTERIORS 4533 PONCE DE LEON BLVD. CORAL GABLES, FLORIDA 33146 Tel: 305.740.5442 Fax: 305.740.5443 E -Mail: info@beharfont.com 21 SCOTT STREET, BUFORD, GEORGIA 30518 Tel Fax: 678.765.2008 4 I GRAPHIC SCALE L �... e..aa» I .......� ., ....m.. i �.�.....a.. i ..e...... i ra .....r r. w 1 I .atm °a m i i I I I BOUNDARY and TOPOGRAPHIC SURVEYI BEHAR FONT LOTUS VILLAGE AND PARTNERS, P.A. MIAMI, FLORIDA 33136 4533 PONCE DE LEON BOULEVARD CORAL GABLES 33146 Lb+S) 61—. -Of A—d"'A Plaraf er.kr°+ Add�M, b,"F--G'dl afnl,axi pw+ Gat 67 payee Ru - Ab u, 3131-nzl-ono LbI.AL DES, R 11'I(,N: 1, Bbck ] of AMENOE. M ADDITgN ME CI Gng Ins Plvt me.eol vs .eco ea m P,al Book B, Pv e(s) 08, vl me Pwl,c Pacwas o 0.01 ]IJ6y021 �OB60e tach 5 4pPDhl ONR o. Tal Fiwitle.waea M Plot B— 8. of pe BB, PI lM1e ecwm of uiami�Dam Cvu y, v fl+ -Jt J6-02+-0900 All 4,rtlea Iat Or -E E. 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IPa me P votemlCPr°Ycvxrvvtm.O°Oleareae, m areoe protect apeclea o vegetation eanw iotmer `w a::ueei ia. snmi ne eaaetn,ee g y g Pr bea.na m n shoo mase �a°fallne iP alawbw'a„yP F ts- y Mop were meaewm to oW --14 M1�.—t Pmuo�o�--1 ndeo e`a� B Snce n ePdviaea w, 1 is cited tlQo urc `s of D°t° w P-1 opcveP ne 9u�Ky u x tRacvras - PP Y Y ] y I°emaoa1 wnP11 y p `o Itt,I Tic recme. t 1,p CITY OF MIAMI BENCHMARK USED DESCRIPTION ELEVATION a=A(t- isxa)°XN um6px Bvu Ip sex x.nwAl dE6bETlc 4ERncw oATaM a Av i n o 1350 S.W. 5— AVENUE SUITE 207 WEST MIAMI, FLORIDA 33144 1H. (305) 265-5030 ASSUC[ATES EB 50 265-5033 8 ese�S.BArr�;. B.R.eDP9 EMAIL:-RAVINO-AVINOANDASSOC \�J SITE 9- ` A --,N, ,. e in rtMn [ a,ams VICINITY MAP p emevb were Ioca<ee P. vnmm Bry �en O1naobane onel/w "Stenawm P1 o Dn°etas s Fib,d. 5 lN, aewr' an° wp . Pereew,l re PPl, 472. e o�`aneb Opanl3Z wlalre0 On 556.101-111 vT the flm�av 5lvtutea. Ac1- PI Mt. e p wcnt m optw ABBREVIATIONS aM dem-a-ww. uu. w wvnu Pp ow. t ex oe.y e»,.e�tm, LEGEND �. ® CITY OF pa,e.FTI © HEARIN:= BOARDS P .SC YFEW SURVEYOR'S CERTIFI('ATE: ma9rroM1' vve/a. yw ave appws --t 1726.7 11— F -Al - v $tPlule PrvseeMaa INDEX r�flFG qAG� aoe�nreaaw:aaeb+ua► .�r LIST OF DRAWINGS COVER SURVEY (1 SHEET) A-0.0 INDEX ARCHITECTURAL CP -1.0 ZONING CHART- SITE MAP CP -2.0 AERIAL VIEWS CP -3.0 CONTEXT PLAN & PICTURES CP -4.0 CONTEXT MAP A-0.1 AREA CALCULATIONS A-0.2 SHELTER AREA CALCULATIONS A-0.3 SITE DETAILS A-1.0 SITE PLAN A-1.1 GROUND FLOOR PLAN A-1.2 SECOND FLOOR PLAN A-1.3 TYPICAL FLOOR PLAN A-1.4 ENLARGED UNITS A-1.5 ROOF PLAN A-2.0 ELEVATIONS A-4.0 MATERIALS AND SPECIFICATIONS R-1.0 RENDERINGS R-1.1 RENDERINGS R-1.2 RENDERINGS L-1 GROUND LANDSCAPE PLAN L-2 LEVEL 2 LANDSCAPE PLAN L-3 LANDSCAPE DETAILS TD -1 DISPOSITION PLAN INDEX r�flFG qAG� aoe�nreaaw:aaeb+ua► .�r ---- ---- - ---- PARTIAL MIAMI 21 ZONING MAP SITE MAP SCALE NTS lcreno oi o j va rFLa� 9i] sr orb ZONING CHART SCALE NTS oi o j orb TZ, DATE 0-16 PRDJECTNO —6 DRAWING N— GmiaRm ........ 5u i j ZONING CHART SCALE NTS B E H A R FON wjgww loo wAlt, _ fop A•• •• CP -2.0 PICTURE # 1 PICTURE # 2 PICTURE # 3 PICTURE # 5 PICTURE # 6 PICTURE # 7 PICTURE # 4 PICTURE # 8 PICTURE # 9 PICTURE # 10 PICTURE # 11 PICTURE # 19 SEAQ 6f_FFO �tipOER�a e' a/p 9 �rERFU AR �l 'i Bdb�caxv � 5 Pqu. t� CONTEXT MAP AERIAL CONTEXT PHOTO — _- NEIGHBORING BUILDING 1 /- 1 STORY F IT— NEIGHBORING BUILDING 2 s 2 STORIES NEIGHBORING BUILDING 3 _ 2 STORIES F- NEIGHBORING BUILDING 9 — NEIGHBORING BUILDING 4 NW 16th SI f 1 STORY NEIGHBORING BUILDING 5 aanew�iom N _ 1 STORY NEIGHBORING BUILDING 5 2STORIES —NEIGHBORING BUILDING 7 L______,__—__________ 2 STORIES N W 15th St NEIGHBORING BUILDING 8 ES ` a \f�,ygryN NEIGHBORING EIGHBORNG BUILDING 9 3STORIES B�o+MCIeM '—NEIGHBORING BUILDING 10 lanatl�4eM��o 2 STORIES NW 14th Terrace —NEIGHBORING BUILDING 11 \ 2 STORIES NEIGHBORING BUILDING 12 2 STORIES - NEIGHBORING BUILDING 1 1 STORY NEIGHBORING BUILDING 2 2 STORIES NEIGHBORING BUILDING 3 2 STORIES NEIGHBORING BUILDING 4 1 STORY NEIGHBORING BUILDING 5 1 STORY NEIGHBORING BUILDING 6 2 STORIES NEIGHBORING BUILDING 7 2 STORIES NEIGHBORING BUILDING 8 2 STORIES NEIGHBORING BUILDING 9 3 STORIES NEIGHBORING BUILDING 10 2 STORIES NEIGHBORING BUILDING 11 2 STORIES NEIGHBORING BUILDING 12 2 STORIES NEIGHBORING BUILDING 1 NEIGHBORING BUILDING 4 NEIGHBORING BUILDING 7 NEIGHBORING BUILDING 5 NEIGHBORING BUILDING 8 NEIGHBORING BUILDING 10 NEIGHBORING BUILDING 11 NEIGHBORING BUILDING 6 SEAL: NEIGHBORING BUILDING 2 NEIGHBORING BUILDING 3 Lu NEIGHBORING BUILDING 5 NEIGHBORING BUILDING 8 NEIGHBORING BUILDING 10 NEIGHBORING BUILDING 11 NEIGHBORING BUILDING 6 CONTEXT MAP SCALE: NTS LLI 4V tl J a� co O $ F- NEIGHBORING BUILDING 9 �{ $ b tl CITY OF MIR.A11 HEARING BOARDS PLA EVIEW g NEIGHBORING BUILDING 12 CONTEXT MAP SCALE: NTS GROUND FLOOR LEVEL F L R 262SSSF I � I T CALFLOOR LEVEL F LR IS 172S F . 3 - 57516 SF SECOND FLOOR LEVEL F L R 191125F �1Po0EpTo B y9 v STEREO FRCS\ ROBERT BERM AR N. 14339 CITY OF MIAMI IIEPRIN3 BOARDS PLF. '� EYIEW �mPY NPP�e F G GROUND LEVEL PROVIDED F LP no FLOOR PRONDED - ' FILE 19,-S.F. L3RD THRO 5T PPONCEC - _ - - FLR 1SMS.F.M 67516S.F. _ TOT, PROMDEO -- FLR 1329135.F. GROUNDFLOORIEVEL -OPEN SPACE 23, 879 SF . LOT COVERAGE 28.830 S F GROUND FLOOR LEVEL OPEN SPACE 28.3)fi 5 F AREA CALCULATIONS SCALE: 1/32`-1'-O', 1/64" 1'-O' �1Po0EpTo B y9 v STEREO FRCS\ ROBERT BERM AR N. 14339 CITY OF MIAMI IIEPRIN3 BOARDS PLF. '� EYIEW �mPY NPP�e r G—D FLOOR LEVEL- CLINIC 3.fi2fi S F DAYCARE 3,901 SY - RESCUE MISSION 11,552 S.F. TYPICAL FLOOR LEVET -RESCUE MISSION 8 — S F X 3 - 25 — S F � I I I I I I 1 1 I SECOND FLOOR LEVEL - RESCUE MISSION 8.596 5 F SEAL: am SE �F-F/0 14. Ee,To s�,90 S:eoo Vy,.9 r ROBERT BEHAR AR 143N T SHELTER AREA CALCULATIONS Jl "I SCALE 1/32"-1 Y 1/64"=1' 0' -- w HUO V) 3 O s f GHOUNOLEYEL PRonoEo A GLMIC DAYCARE - — _Ll8255F 3,901 S.F. ,FLOOR N RESCUE MISSION 1',6525.F. FRONDED- lR. CITY OF AA71 NEARIN^ BOARDS € �L %�. RESCUE M55pN _ 1 85165F. P=IEW .E: /�� 3RD THRU SFH _ _ P9�0V1RE0 �, RESCLE ME.'40N 105463:.X3L=x.618 S.F. � ���-N��e/dL __ TOT. PRoADFC N'M'� C7JNIC 3.B2fi SF. ' OAYCAAE 3901 5F. ®j RES C LE MISSION 14.138 S.F. 1 T SHELTER AREA CALCULATIONS Jl "I SCALE 1/32"-1 Y 1/64"=1' 0' -- i I , I _ NW 16th Sreet ,ow I v V I E _ IF m 4 F J 1� ,4 Or _ 777 I� II I i 4- - — Northwest 15th 5t el gyp, I d I, �- -- - ---� SITE PLAN SEAL i9 ROBERT BEHAR AR Na. 14399 t 81016 g� Y w w ~ ii 0 n ------------------ I NW 16th Sreet i I A�l�l i i i i I I I ' i I �sev+rnwc I i cesev�xc j C N a z FLcx.c w�Rr, �„Jo�o<� lo'. i0• oa.4cWn< �,.�Po..,T. 19.�tY+�.F1 rzcy,.'.atn C'^•"+w � srt '1J'ta<n �u.•r /ta.�,rren) 'L ¢onawa. .a,Pen.amFN;, siwk u,.. nrua ry cin or -milli �i.6uc ..+:..cs cwm�,:s`n.uy +. SiMaf-. Ff/ Roi.+n iM.yls° rN Tt2 n�c,nT ".F "•Ay mu�T "wJs%.y Ta n�A�ri 5 26's 2S' cac«sv .:.si b�. �Tr M�M".ict µE-Fv,.tciJ �u. h... o✓� 3.,"M,cn aur �� ^+, �� (o ZS' C.�TN wt- M1PO��i �tOi,-Rnw1 RFVvi.c��. GROUND FLOOR PLAN SCALE: 1/16!' -l' -O" -- SP,� of qua Syp ROBERTBE AR No. 14339 NAR ` HIS m 35 ROOMS PER FLOOR TYPE A UNIT TYPE B UNIT SECOND FLOOR PLAN COMMON AREA SCALE 1/16' VW B4OH SEAL ype ROBERT BERAR AR W 14]39 crry OF MIAMI HEj—,fiG BOARDS rL' EIAEW _ �os�eea � 1E 0f F(0 1?: Eniaa 9 0.�p9 N 9 ��qFO Fp a. 35 ROOMS PER FLOOR TYPE AUNIT TYPE B UNIT TYPICAL FLOOR PLAN D COMMONAREA SCALE BOR CITY OF WAMI PLt�•IVIEW HEPRt BO1 y TYPE A 405 SQ.FT. I II II II r AA^ABN. 19 �i Ip p SEAL xt �F hP a �jFNkO�hRN�\ c~, ROBERT BEH/Yt AR Ho taJ39 CITY CF N.?.0.0.11 H�PPiN^-. POAFUS TYPE B ewew P 590 SQ. FT. 3 w p' `/ snw P�wu-vei ENLARGED UNITS SCALE 3(8"-1'-C" NW 16th Sreet I I I — - Q) a) C N cn�ow�nv, fes— - > C I Q Q awed_ u .. N I - I I A 301 19 v Northwest 15t treet PY ROOF PLAN SCALE. 1116'=V-0" SEAL lE OT FFA y�poet ty9o, R09ERTSEHAR RR Nn. 14339 W1 sNis ui Q E J e WJ H a > Ka g cn ICE o J �9 E tl CRV OF M 7 HEARING BOARDS A A�VIEW � g a .,uarEll � .. alllllu���. tll�lllu,.. ■n 4 ■i 11 �� �1 11 i �� 11 � 1.■ NEI mW ■ n i 11 ■ - ty _ ■u ► li �� �� fr Fil I illd 11-11"Iffi, his 11011 oil Ii 1111i I lid • • .,in(I� Illla� 1■. 11 ,11� 11 11 ■■ 11 11 ■■ 11 lil � ■■ 11 11 ■■ 11 II � 11 � r• �.. �1 I 1�1 �1 ii � � ■i "11 �■� 1 ■■ �1 �1 ■■ � 11 1�1 I! �1 11 1 11 11 11 11 it , i, loll •�■ 1�1 11 ■■ 11 �I1 1�1 .■ii Midi JN11111'�i9m,10 hi f6 ,L11y0�II' �� 111NW,'I-4I"i1i011 1H 11111111111111111i11� _.au u1191tlitm,.._ tu Afilflllmt,. Iii 1� �i .■ ii �i .■ ■■ II ■mpumil — �1 �1 1�1 � �1 1� i■1 i■ II 11 i■ �I II �i1 1�1 1: , ..,1,.. rji.' , .. �� 1� ■ Iii �� ■■� :■ � n :■ it % i�1 a �i � '.. - .. a it ■■ n tl i■ ■■ n ■■ a II it n n_ I Sim I ��' Idill iIIIrill 1111��1611� ��'�11 DATE 01.12-16 PROJECT NO. i5A66 • • DRAWING NAME. • SHEET NO A-2.0 SOUTH ELEVAI IUN SCALE: 1/8"=1'-0" I L L L" BIKE RACK EXAMPLE C, FIXED WINDOW COLORS I SHERWIN WILLIAMS COLOR•TOTT ORIGINAL WHITE SHERWIN Z COLOR!MS SW 6693 I IGS LILY 3 COLOR'MS SWl029 AGREEABLE GRAY MAIN ENTRY DOOR ES90W OB ALUMINUM MESH RAILING SYSTEM 4 -/ \J STOREFRONT SYSTEM E39000 14' X 14" CBS COLUMN W/ CBS WALL WITH SMOOTH PgINTEO S1llCC0 FINISH STUCCO FINISH PERIMETER WgLL PtA14 SOUTH ELEVATION MATERIALS AND SPECS SCALE: 1/16"=1'-0" - - - SIAL, ROBERTBEHAR ARW.14639 CITY CM!!.ATI XEARIIAF SOARUS PLti" v" _ -DH,.1 /P-!� SNCD3RE4FAL yam. er I'z 14' XCBS COLUUMN W/ + STUCCO SMOOTHOTH PTO FINISH ' STUCCO REVEAL EXiEROR T N NII III VL. KjLI y,�.ily1 r uilr I�(P- 1 1 ,{I -: 4" L CONE FOOTING 14' X14'CBSCOLUMNW/ CBS WALL WITH SMOOTH STUCCO FMISH kIIII-1i 'tl PAINTE06TUCC0 FINIS R. PERIMETER WALL SECTION O PERIMETER WALL SOUTH ELEVATION MATERIALS AND SPECS SCALE: 1/16"=1'-0" - - - SIAL, ROBERTBEHAR ARW.14639 CITY CM!!.ATI XEARIIAF SOARUS PLti" v" _ -DH,.1 /P-!� app PLANTING NOTES: -AII plant material Is to S Florida Number 1 or better pursuant to the, Floods Department of Agrlwlture's Grades and Standards for Nursery Plants. -Alf planet are ro be top dressed with a minimum 3- layer of MUMI-ce mulch. Eucalyptus mulch or equal, -Planting plans shell take precedence over plant list in uses, of dscrepandea. -No "mgss are b S made w1Mou1 to prior mnsant of Me Landscape Archlled and Owner. Addfilons and or deletbns to Me plant material must be approved by the project engineer, -Landscape Contractor is map onsibis for p,Ming area, own Square footage takaoRs and field verification for 100% sotl mvemge far all areas spedfled. - All lamdsuspe areas are to S prevlded Sono automatic sprinkler system which p.M.100%coverage, aM 50% ovedap. All tress In lawn areas are to receive 124' diameter mulched saucer at the base of the dunk. -Trees em M he planted within parking Island, Star soil Is brought up to grebe. Deeply sat mot bels are not - Planting solo for Mart and Da %S shell ecW150MmM calx, nematode free. Planting sotl for annual betls to be mmptsetl of 50% Canadsn peat mass, 25% Sall nee mars, ,antl and 25%Aerolfie. - Tree and shmb ptic will be Supplemented Win-A,ft- Palls', 21 gram sloe with a 20.10.5 analysts, or subaitute eppli"a"' accepted by Landscape Architect. DMb.r in manufacturer's smndaa coma— showing wmghl, analysis antlname of menaadurer. -At least 1 -year patch for any naw, trees to be installed on Rigli Way. The Irrigation schedule should be based on sol saturetion measurements or dbsmvatloms. If testing la not performed the following general guidance should be applied: • Send does but hob wets, to the lave) of other types of sal, therefore more frequenL shorter duration watering, should W used • Irrigation shoultl be maintained permanently for al v;etatbn. Despite III oak and carfain mbar spades being able to grow In sandy soli, they Ilt be stressed in that envimnmenl and more susceptible to diseases and pasts. • P,nnanenl IMgation should Sat an approximate level of 1 gallon of water par Inch of amok dlameh r for each plant being watered. with watering oddurtng a minimum of basica per weak. Oncefits regime has been it place for one month, the plants should be assessed for water sbass jmM Under wetetng), and Me regime adjusted acochdir,gly. Sdhedaed ease r.h. ahould IM mad, at a minimum of twice a year (spring and fall) for the first year, to Identify If Irrigation Is sufficient during those periods. Ali feNr r used shrub be ganula -slow release. Water Soluble feNlicar would pass tet quickly through the doll to be available to the plants for uptake. Plants Should not receive MMT,,, beyond Mat of stamhml Wall , as fartllloer reduces the water-1191,llM In the loll, which will already be reduced due to the coarse gain sloe. The psis Should be assessed atter as months (and then armualy thereafter) to Identity signs of Mirent deficiency. and Men ferbiioagon schedules can be adjusted thereafter. moo$$ i 1 //,e,� m.. wxxnu,.a =4 X, mm41 SEAL: ..w-.. ssexo.uemr as - _ ru..nww.�oeu r®wowun auwy�: TYPICAL TREE GUYING DETAR STRAIGHT TRUNK PALM PLANTING DETAIL 'e'•J[a\W •�fi :' .irp�e ANDY WRKIN lA No. 0000tl6B TYPICAL CONTAINER SPADING DEMIL • rvRWLGROUNeCOVER PLANTING DETAIL SOD NOTES: LU SW Is to be grace 'A" eadl tree. / n -Alf areas marked'LAWN' shall be Solid sodded with SL Augusdra,11 rets,solid sod. See limit on plan. All areas Q merketl'sahs G MS.I all be Solid sodded with Pospalum. J a -Provide a 2' deep blanket of planting call as described in planting noes the Sheat Prior M planting, remove Stones, ` sticks, etc. (mm the sub sail sutace. Excavate existing nonconforming sol as re0uked So that the finch grebe of sod / A H Is flusM1 wgM1 adjacent pavamant or top of cacti as wall as adjacent sod in Ne rase of sod patching. U) N Q -Place sod on melstened sell, with edge, tightly butted, In stagger H caws at right angles b slopes. v^/ -Keep edge of antl heti a minimum of 1R' away from gfountlmver beds and 24' away from edge of shmb beds and O S 36' away from trees, measuretl from debt„ of liters. J $ Sad shat be wateratl immadlaBey She, installation to mif—ly wet in. sol to at least T below Me bottom of fie sod S strips. 3 -Excavate and,emove excess soll w top of sod is flush with top of curb a, adjacent pavement or adjeosbt eASMg sod. GENERAL NOTES: -The landscape Conbaaer s b brats arq verity all uMergrountl and avaMeatl utlitias poor io beglnnilg wok. Zia OF mmol �v' � BOARDS �EV�W,� Contact proper utility mmpanles era I or General Contractor prior to tlgging far fleltl veriflcalbn. The Owner and the _ // Landscape Architect shall not be responsible lur any damages to utmty or legation Ilnes (see Roadway Plans br - -O�g " mom utility macs). -Landscape ComMdor is to Rmthy all current drawings and check for discrepamdes and bring to the attention of Me Landecaps, Archls,ct prior b mmmendng AM tire -AII MMIM dad and un tinted tree robe p Alts ere vropeM berticetled and flagged during insMlstien. -All pl,nling plans are issued as directives for site layout. Any bevis ion,, arta changes, etcetera are to be brought b the atlebtbn of the Landscape Architect for derltlusfion liter to Installation. - --- - - — - NW 16th Sreet r N8]'OS'A9'E N8]45'49"E { NB]'45"49_E IOOOD' (BASIS OF BEPRIN�_�_ _ X00_ -- - - —� e � � - Ijj{ �--� - - - - - — - Na IC z-` OYFFSE7 - NOM F11)9' jI a —_ I---- _— N-5- -E Y! 0 M 100.00 laplfe_ a N0T'05'09'E 50.00' I al Ell FIP YCi --� V -_ _MIN � � I r-- I I I ei .NOTPART A I DFTHIS II i_ I, TWO & f' DRY I 16 I TWOSTEORY bf r TWO SD,TO 1 STgiY APARTMENT 1� CBS �1 GBS f APARTMENT SIL 1 1. I LBS BLOC.Xl20 .1E` APARTMENT I a AMENDE M OF O" "0ry ARTMFM m I. BLOG.MHO BLOB. EM LOi / BLOG.YLZfi Ilm of BI OCK ] i1EBC B, PAGE 88I I� n.�' - �j' m lli BLDGKBJ LBS BUILDING a I PE (NO ID.I y BLOCKS i r 1 1 T, � 5 i I No ltl I M' FI% N� 1ev - �� \ II-----�-- SBi'449t'E --s,-B° �—' NIo a a ° MENDED uaP OF ERICKEDN DDITION TO Two srosv cas ®APARTMENT BIDG.NpT19 ), "' I d nm of j V`' Zi B THE EC11BY DAG[ 80 ® Ib f I I a l= IqIIP TRREE STORV THREE BTORV CBS •I DT 0 VACANT eLacKJ ECTI- VACANL LOT o ulo 11 ° APARTMENT I� vACANT LOT APMTMENT BOWD-14 1 1 ;' 7 II ; II LL a, I I O p L 11 DISPOSITION PLAN NORTH Scale: 1"=20'-0" SYMBOL LEGEND Tree to Relocate Tree to Remove Tree to Remain Northwest 15th Sreet : _ _ --------1---- y�xT NOM` NOM I ``I DOI 66 'AME xBTIM MAP CF IOCN o"ERICK80N ADDI TION 'AMENDEp MPP Oi " LO, 5. r HE CITY OI MAM "ERICKSOry DDIDON 101,, 1x 010[N 6 c�F iP.B. B. PA. I00 THE CITY OF M VACANT LOT Ps B. PAGE AS Fly.%w.00' seT°4neE of 9. IE La110. NOW Blocx l6 Block 6 BIOL4 8 AMENDED MAP 0 - "AMENDED MAP Or 'AMENDED "Al OF "ERICK80N ADDIDOH .ERHCKSON ADDITON TO 'ERIDA— oDI�ON r0 THE r PAGE MI� E cl, OE MIAMI THE B B. GE - -FOUND I SEAL: ANDY WITKIN EA No. 0000009 i AFA kTN AFA 6ag3patla sagas V = as' ADLmsvlatlo" of iY I I _ d r -L tl`t li °M VACNIf LOT gr. - �' �- 1��`I�It, • 1 CERTIFIED ONL Y TO: L— Hoax endow,., Flmd, lnc. PROPLRTYAODRESS: • B 9 10 11 12 13 14 ]- I IRI 1 wl:�. SS4 YACMir Lai � I I , I i Bo uuJnn da rry survey y NorUlweal 16th great — rw our.r.,.rr. n.ar.m„.w�•^ I j xr °# 4 5 C C 0 TM SLAT EY a ,� } co 0 i 17 r P' »Mss?� tli VACANFLOT t.l - _ awc.atlon l lmtaak W.W.O. -Northwest 16th Sreet- 7 675 4 3 2 1 gr. - �' T _ CERTIFIED ONL Y TO: L— Hoax endow,., Flmd, lnc. PROPLRTYAODRESS: • B 9 10 11 12 13 14 I m ' '; ,� < DATP. 10-06-2013 a Northwest 15th Sreet C\l PR li-NR C—p,ny, ln,. IW1, 151J Nonhc cl 2nd Accnue �,-�. 3 7 6 E 4 3 2 1 0 �'n?°ni�'� I4ufessmrrl ..,,.,4M.p,-LN 14. z 6 f S 9 10 11 12 13 14 Northwest 14th Terrace-- -� r• VACMIr LOr Race Fku,d FI,v. NIA y'p P �,� 5 j ' ° F.FIU9r Elev. NIA •av e � e —•+ gr. - �' T _ CERTIFIED ONL Y TO: L— Hoax endow,., Flmd, lnc. PROPLRTYAODRESS: Glev. 415-1. to NCVD 1Q9 ;�, ' '; ,� .�.n m. DATP. 10-06-2013 a PR li-NR C—p,ny, ln,. IW1, 151J Nonhc cl 2nd Accnue �,-�. -.• •. �'n?°ni�'� I4ufessmrrl ..,,.,4M.p,-LN 14. � `t DF.TCRIPTION: 1231. 507 Nook— 3,d A,—LFGAL wRXw.ownyi�:r r. n. ., f rruN..wa.uv.w•r.+xw�. 1'h. 00.5)1.rd-USNX F'n,: 12nfi11V5nnN ,xrw..n...en,x .,�....a,ww.u.r L,LI,.1, J,Bm1Jc.Rlnck7k lu15. Rluck 6 , uF 2311 317.229,:)0,3}7NOhwslSlh Sl. 6.220NUnhwJNfi5tm,t 1-.iw- ,°.�a.l. AMUMAP OFIRICK50N AJOO JI AF1.46illJh - ' ai rk3.,-T—�•0 �`L'"� ,y'. �_.�,�?i�9 .:d-.,-_ � s ..e.�M b�i�s�,�,- �� r� TO TV OF MIAMI", to ,Plot Th"".. Rerdd In Plut B -N H, h6, Nft of III,, PUNic R.=MCn9nly. FlonUo. Northwest 15th Sreef 1, ELEVATION INFORA/ATION •' IE nog... er �w • I Nurional rluod 1--.„Pl g,.,. ,r�awr..in n £EAIA El-Rr, r,f,,. NGI'll 1929 I,.d fir,--,—�. _...'�f.0+`✓�,�. ,---3�.w.—..-�--... ,. _n: - Colum P -,l 12063R ..+ } oi rn�elN Ne X"l2 F "L Da-fFlna 09-II-2tN19 r.r.•.��••r..�'.� r• VACMIr LOr Race Fku,d FI,v. NIA �•'"r"^� F.FIU9r Elev. NIA e � e —•+ Corny, El— N/A Glev. 415-1. to NCVD 1Q9 ' JORq_ 15-1015 •%,• AFA .�.n m. DATP. 10-06-2013 a PR li-NR C—p,ny, ln,. •. �'n?°ni�'� I4ufessmrrl ..,,.,4M.p,-LN 14. � `t Ims95 v I acunn Mimi 11"ib. 331X6- -I. wRXw.ownyi�:r r. n. ., I:n ,+e nlWwrh.m+ nWw�• •Av.,.. r�rp rruN..wa.uv.w•r.+xw�. 1'h. 00.5)1.rd-USNX F'n,: 12nfi11V5nnN ,xrw..n...en,x .,�....a,ww.u.r PLANNING AND ZONING DEPARTMENT PROJECTS REVIEW MEETING Exception/Waivers 1540 NW 2nd Avenue, Miami, FL 33137 (Multiple Addresses) PR -15-204 Zoning Designation: T5 -L (PROPOSED CI) Net District: Overtown 3/11/2016 The project is subject to review and compliance with the requirements of all City Departments, as applicable. The following comments are intended to assist and expedite permit applications based on the applicant's modifications of the project / plans as suggested herein. Please NOTE that the following comments are contingent on the successful rezoning of the subject property. Staff notes that the rezoning of the subject site is in process and will be considered by the City Commission. Plans Submitted: Jan 21, 2015 First Revision Plans submitted: Feb 11, 2016 Draft Letter of Intent submitted: Feb 29, 2016 Second Revision submitted via email: March 08, 2016 Second Revision Hard Copy submitted on March 10, 2016 This application has been reviewed based on the following requests: 1. Article 4, Table 3, Exception's to allow the following uses (1.) Rescue Mission; (2.) Daycare Facility; (3.) Medical Clinic Facility and to establish a lot with an area of 57,706 sq. ft. where the maximum area of 40,000 sq. ft. is allowed. 2. Article 7, Section 7.1.2.5(a)(3), Waiver to allow a setback of 5' where 10' is required along the (east) front property line to match the ground level dominate setback along NW 2nd Avenue. 3. Article 7.1.2.7(b), Variance to provide 36 parking spaces where 73 parking spaces are required. ❑ N Applicant response (BS) N Planning & Zoning Department follow-up response (P&Z) Waiver Comments: Pursuant to Article 7, Section 7.1.2.5, identify need for Waiver(s) and how the applicant is unable to comply with the strict requirements of the code. Waivers are not intendent to relive specific cases of financial hardships, nor to allow circumventing the intent of the code. Request 2. Waiver to allow a setback of 5' where 10' is required along the (east) front property line to match the ground level dominate setback along NW 2nd Avenue. Analysis: Please provide a survey identifying the dominate setback in the immediate vicinity of the subject site in order for staff to make said determination. Finding: Pending Applicant Response: Applicant is legally precluded from surveying surrounding private properties. The MIAMI 4941131.2 79846/47091 Applicant has instead provided multiple photographs of surrounding properties clearly indicating the dominant setback. Request 3. Variance to provide 36 parking spaces where 73 parking spaces are required. Analysis: Staff will review the applicants request for a Variance pursuant to Section 7.1.2.7 Finding: Pending General Comments Pursuant to Article XA- "Educational and Childcare Facilities" of the Miami -Dade County Code. Provisions of this article relating to day nurseries, kindergartens and after school care as defined in Article XA shall be applicable in the unincorporated areas of Miami -Dade County and specifically in the incorporated areas of Miami -Dade County. No municipality shall adopt physical standards governing day nurseries, kindergartens or after school care that are in conflict with or in addition to the standards contained in this article, whether more or less restrictive than the standards contained Article XA of the Miami -Dade County Code. As such the Exception request and plan review for the "Day Nursery/Childcare" component is reviewed under said criteria as follows: Sec. 33-151.18. & 33-124 -Physical standards & Classroom size. See Article XA of the Miami -Dade County Code. Analysis: CLASSROOM SPACE: Day Nursery/Kindergarten, preschool and after-school care 35 sq. ft. x 72 (number of children)= 2.520 sq. ft. of classroom area required. TOTAL SQUARE FOOTAGE OF CLASSROOM AREA REQUIRED: 2,520 sq. ft. TOTAL SQUARE FOOTAGE OF CLASSROOM AREA PROVIDED: 2,578 sq. ft.. OUTDOOR RECREATION SPACE: Day Nursery/Kindergarten, preschool and after-school care 45 sq. ft. x 72 (1/2 number of children)= 1,620 sq. ft. of recreation space required. TOTAL SQUARE FOOTAGE OF OUTDOOR RECREATION SPACE REQUIRED: t620 sq. ft. TOTAL SQUARE FOOTAGE OF OUTDOOR RECREATION SPACE PROVIDED: 1.825 sq. ft. Findings: Consistent with the intent of Article XA of the Miami -Dade County Code. Auto stacking, Stacking space, defined as that space in which pickup and delivery of children can take place, shall be provided for a minimum of two (2) automobiles for schools with twenty (20) to forty (40) children; schools with forty (40) to sixty (60) [children] shall provide four (4) spaces; thereafter there shall be provided a space sufficient to stack five (5) automobiles. Analysis: Applicant shall comply with the conditions attached hereto from Miami -Dade County Department of Transportation and Public Works email dated 2/22/16 as prepared by Ricardo Gavilan. Findings: Consistentwith the intent of Article XA of the Miami -Dade County Code. Parking requirements. Parking requirements shall be as provided in the Miami -Dade County Zoning Code, Section MIAMI 4941131.2 79846/47091 33-124(1). See parking standards Section below. Height. The structure height shall not exceed the height permitted for that site by the existing zoning. Analysis: "Maximum height allowed under the proposed Cl designation is 8 stories, the height provided is 5 stories. Findings: Consistentwith the intent of Article XA of the Miami -Dade County Code. Trees. See Landscape standards section below. Child care facilities as described in Section 33-151.11(a), (b) and (f), shall be prohibited from operating on property abutting or containing a water body such as a pond, lake, canal, irrigation well, river, bay, or the ocean unless a safety barrier is provided which totally encloses or affords complete separation from such water hazards. Swimming pools and permanent wading pools in excess of eighteen (18) inches in depth shall be totally enclosed and separated from the balance of the property so as to prevent unrestricted admittance. All such barriers shall be a minimum of forty-eight (48) inches in height and shall comply with the following standards: (1) Gates shall be of the spring back type so that they shall automatically be in a closed and fastened position at all times. Gates shall also be equipped with a safe lock and shall be locked when the area is without adult supervision. (2) All safety barriers shall be constructed in accordance with the standards established in Section 33-12, except thatscreen enclosures shall not constitute a safety barrier for these purposes. Analysis: The subject site is not abutting or containing a water body such as a pond, lake, canal, irrigation well, river, bay, or the ocean. However a fountain is located on the NE corner of the subject property. The applicant is encourage to insure that the adequate safety precautions are in place. Findings: Consistent with the intent of Article XA of the Miami -Dade County Code. Location requirement for outdoor recreation playground/play areas for Child Care facilities. Where the front or side street property line of a child care facility as described in Section 33-151.11(a), (b) and (f), abuts a section line or half section line right-of-way no outdoor recreation playground/play area shall be located between the right- of-way and the building line parallel to the right-of-way. Analysis: The playground as identified in the revised plan set is located behind the building line parallel to the right-of-way. Findings: Consistent with the intent of Article XA of the Miami -Dade County Code. Article 4, Table 12: 1. Update Landscape requirement section on Sheet CP -1.0 Applicant Response: Provided on plans. 2. Provide Unity of Title MIAMI 4941131.2 79846/47091 Applicant Response: Applicant will provide prior to application for building permit. 3. Provide MPA letter for the use of on -street parking Applicant Response: Applicant will provide prior to application for building permit. 4. Indicate in CP -1.0 Applicant Response: Provided on plans. Building Disposition: "Assuming that the most restrictive abutting transect zone is T5 5, Sheet A-1.1 Identify layers Applicant Response: Provided on plans. 6. Sheet A1.1 - Pursuant to Section 5.5.1 f; at the first story, facades along a frontage line should have frequent doors and windows; pedestrian entrances shall occur at a maximum spacing of seventy five feet. Plan sheets indicates 3 frontages, all frontages shall comply with said requirement. Applicant Response: Frequent windows, doors, and pedestrian entrances pose significant safety and security concerns related to the use of this property as a Rescue Mission. Pursuant to Section 5.7.2.4(d), adjustments to Building Disposition Requirements shall be allowed by process of Waiver within the Cl Transect. The Applicant will apply for the appropriate Waiver to allow for a minor deviation from such requirements based on the practical difficulty of operating a Rescue Mission on the property safety and effectively with the inclusion of frequent windows, doors, and pedestrian entrances. This Waiver request will be explained in greater detail in the Letter of Intent. 7. Sheet CP -1.0 - Indicate glazing percentages at ground level pursuant to Section 5.6.5 (b) Applicant Response: The Section referenced above applies to properties within the T6 Transect. The corresponding requirement for properties within the T5 transect, 5.5.5(b), applies only to retail frontages. The Rescue Mission does not include a retail component. 8. Sheet CP -1.0- Indicate Sustainability/LEED rating. Applicant Response: Provided on plans. The new building will be, at a minimum, certified as Silver by the U.S. Green Building Council LEED standards or an equivalent standard adopted or approved by the City. 9. Sheet A1.1- Pursuant to 5.5.1(h) Gross block passage is required. Applicant Response: A cross -block passage allowing pedestrian access through the property poses significant safety and security concerns related to the use of this property as a Rescue Mission. Pursuant to Section 5.7.2.4(d), adjustments to Building Disposition Requirements shall be allowed by process of Waiver within the Cl Transect. The Applicant will apply for the appropriate Waiver to allow for a minor deviation from this requirement based on the practical difficulty of operating a Rescue Mission on the property safety and effectively with the inclusion of a cross -block passage. This Waiver request will be explained in greater detail in the Letter of Intent. 10. Sheet A-4.0- Provide fence detail, information 1 image Applicant Response: Provided on plans. MIAMI 4941131.2 79846/47091 Parking Standards: 11. Sheet A-1.1 - Provide typical parking stall with dimensions on all related sheets. Applicant Response: Provided on plans. 12. Sheet A-1.1 - Show dimensions on drive way isles. Applicant Response: Provided on plans. 13. Sheet A-1.0 -Identify bicycle parking location. Applicant Response: Provided on plans. 14. Sheet A-02- Parking abutting a wall or column must be 9'-6" feet Applicant Response: Provided on plans. 15. Parking variance sought by applicant for parking deficiencies I Letter of intent indicates 36 vs plans which indicate 35 see Sheet CP -1.0. Applicant Response: The Letter of Intent has been revised to reflect 35 spaces provided. Landscape Standards: 16. Provide a tree mitigation plan. Applicant Response: Provided. 17. Renderings should reflect accurate landscape scale and specimens. Applicant Response: Provided on plans. 18. Provide a hardscape plan. Applicant Response: Hardscape plan will be submitted with the building permit plans. 19. Provide tree disposition plan pursuant to Chapter 17 of the City of Miami Code of Ordinances, Article 9 of Miami 21 Code. Applicant Response: Provided. 20. Provide a Landscape Plan in accordance with Section 33-151(g) of the Miami -Dade County Code and Article 7 of Miami 21 Applicant Response: Provided. MIAMI 4941131.2 79846/47091 Sign Standards: 21. Signage plan not submitted for review Applicant Response: Signage plans will be submitted under separate application. Ambient Standards: 22. Lighting plan not submitted for review. Applicant Response: Lighting plan will be submitted with the building permit plans. PLEASE NOTE: Applicant responses to Staff comments shall be addressed in a narrative format. When responding to a comment in a narrative, a response of "Addressed" should also indicate how and on what page the comment has been addressed. A response simply stating "Addressed" without any further explanation does not allow for a proper review of the applicants response. Staff will not be able to provide any further comments, recommendations, and/or reviews if the responses to the comments are not properly addressed. Additional comments will be provided upon review of a detailed re -submittal. The City of Miami reserves the right to comment further on the project as details and/or explanations are provided and may revise previous comments based on additional information provided. ***Please note that the Planning and Zoning Department reviews Permit proposals based on Miami 21 Zoning Code and the Miami City Code of Ordinances. E. Nunez MIAMI 4941131.2 79846/47091 Nunez, Efren From: Gavilan, Ricardo (PWWM) <rlg@miamidade.gov> Sent: Monday, February 22, 2016 5 19 PM To: Nunez, Efren Cc: Carly Grimm Subject: Lotus Village Daycare, City of Miami, 1540 NW 2 Ave, 33136 Recommendation Attachments: Lotus Village 1-25-16 (2).pdf Dear Mr. Nunez, Miami -Dade County Department of Transportation and Public Works (DTPW) recommends approval of this application provided the project conditions, as indicated below, are adequately adhered to, addressed in the related documentation, and implemented in the field. Comments: Site Plan Comments: 1. The mid -block uncontrolled marked crosswalk proposed at NW 15 Street should not be implement unless a traffic study demonstrates the need for the marked crosswalk. However, accessible pedestrian curb ramps should be provided at either side of the proposed crosswalk location to offer a dedicated pedestrian accessibility for the unmarked. 2. The center parking space on NW 15 Street, labeled "Drop-off Area", and parking space number 11 must be maintained as a passenger loading area (stacking space) for the daycare operation in order to meet the Educational facility stacking space requirement. 3. Pedestrian curb ramps must be provided at the intersection corners. Project Conditions: Site Conditions: The site plan comments above must be implemented in the field. Operational Conditions: The daycare will be required to operate as per the description provided in the email history below, and reads as follows" The daycare component of Lotus Village will serve no more than 72 children at any given time and will operate 24 -hours a day to accommodate the often non-traditional work schedules of Lotus Village participants. The daycare will primarily serve those children on site coming directly from Lotus Village,- extra illage,extra capacity within the daycare will be offered to the surrounding neighborhood. The breakdown of the 72 children is asfollows: • _= 20 infants under 2 years of age • ==52 children between the ages of 2 to 6 • _= 75% of capacity will serve children directly from Lotus Village • No more than 25% of capacity will be offered to families within the surrounding neighborhood MIAMI 4941131.2 79846/47091 DTPW reserves the right to add or modify requirements based upon any additional information that may be received during this_review pmcess. Please contact me if you should need additional information or clarification on this matter. Best Regards, Ricardo Gavilan, P.E., PTOE, LEED A.P., Professional Engineer Department of Transportation and Public Works, Traffic Engineering Division 111 NW 1st Street, Suite 1510, Miami, Florida 33120-1900 305-375-2030 Phone 305 372-6064 Fax www.miamidade.gov/gsa "Delivering Excellence Every Day" Please consider the environment before printing this email. Miami -Dade County is a public entity subject to Chapter 119 of the Florida Statutes concerning public records. E-mail messages are covered under such laws and thus subject to disclosure From: Carly Grimm [mailto:cgrimni@bilzin.com] Sent: Thursday, February 18, 2016 9:20 AM To: Gavilan, Ricardo (PWWM) Subject: RE: Lotus Village- Daycare component information Importance: High Good morning, Ricardo - I'm following up on my e-mail below and would like to submit one minor adjustment to the information provided. In order to ensure we have flexibility in the future to increase the number of staff for the daycare if needed (although there will be no increase in the number of children), we are going to slightly increase the number of required parking spaces in the requested variance to allow for 18 daycare staff members, requiring 18 spaces, rather than the original11 noted below. Our variance request to the City will, therefore, be to allow 36 spaces where 73 are required (rather than 66). In your analysis, please keep in mind the plentiful on -street parking in the area and the fact that manyrescue mission participants will likely not have vehicles. Please let me know if you have any questions or concerns - I am available to discuss at anytime. By when do you think you will be able to send an e-mail to Efren at the City on this matter? I hope you're feeling well! Thanks, early CJ BiJzin Sumberg Carly Grimm Attorney at Law Tel 305.350.2352 Bilzin Sumberg Baena Price & Axelrod LLP Direct Fax 305.351.2251 1450 Brickell Avenue, 23rd Floor MIAMI 4941131.2 79846/47091 �� 1 395, op00 , �"t.�r e 0 75 150 300 Feet N A AERIAL 16-00635x NW-14TH•TER— ONW 14TH;ST-7 , 95— $91, z NW -15TH -ST � � r __ ., 9:� r [ ,;n, J . _ ,*& _.*I \ f P.. r � z {S 220 AND 226 NW 16 ST 1514 AND 1540 NW2AV 211, 217, 229, 237, AND 230 NW 15 ST 1507 AND 1515 NW 3 AV MIAMI 21 (EXISTING) 16-00635x ■I I N 0 75 150 300 Feet ■ ■ ■ ■ NW 16TH ST A ■ ■ i � J IL _ >7 z NW -15TH ST T4- R ■ ■ r OMNI CRA I Performing -Arts & Media I Ent. District' ,■ � 7 D1 L I IL ■ z 220 AND 226 NW 16 ST 1514 AND 1540 NW 2 AV 211, 217, 229, 237, AND 230 NW 15 ST 1507 AND 1515 NW 3 AV